HomeMy WebLinkAboutItem G05COUNTY of MONROE
The Florida Keys
BOARD OF COUNTY COMMISSIONERS
Mayor Michelle Lincoln, District 2
Mayor Pro Tem David Rice, District 4
Craig Cates, District 1
James K. Scholl, District 3
Holly Merrill Raschein, District 5
Regular Meeting
March 11, 2026
Agenda Item Number: G5
26-0633
BULK ITEM: No DEPARTMENT: MC Land Authority Governing
Board
TIME APPROXIMATE: 9:25 AM STAFF CONTACT: Cynthia Guerra
AGENDA ITEM WORDING: Monroe County Land Authority Executive Director Monthly Report
for March 2026 (through February 28, 2026).
ITEM BACKGROUND: N/A
PREVIOUS RELEVANT BOCC ACTION: N/A
INSURANCE REQUIRED: No
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMMENDATION: Approval
DOCUMENTATION:
FINANCIAL IMPACT: N/A
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: If yes, amount:
Grant:
County Match:
Insurance Required:
MEMORANDUM
Office of Monroe County Land Authority
TO: Board of County Commissioners
FROM: Cynthia Guerra, MPA, CFM
Executive Director
DATE: March 11, 2026
SUBJECT: Monroe County Land Authority & County Monthly Acquisition/Disposition Report ending —
February 28, 2026*
*Certain programs may not be reporting as of this date because of the way their revenues or
expenditures occur
MONTHLY ACTIVITY REPORT
The Monroe County Land Authority (MCLA) receives recurring revenue for property acquisitions from two
primary sources. Pursuant to section 380.0685, Florida Statutes, the Land Authority receives a park surcharge
on admission and overnight occupancy at state parks within the unincorporated area of Monroe County and
pursuant to section 125.0108, Florida Statutes, and sections 23-178 and 23-179, Monroe County Code, the Land
Authority receives a 50% share of the 1 % tourist impact tax charged on lodging in the Keys.
In addition to these recurring revenues, the Land Authority has received land acquisition grants from the State of
Florida and the US Army Corps of Engineers in the past.
Beginning in FY22, MCLA successfully worked with the Florida Department of Environmental Protection
(FDEP) to allow MCLA to pre -acquire lands within Florida Forever and then resell the parcels to the State of
Florida. The chart demonstrates the "revenue" MCLA is receiving as FDEP purchases the land from MCLA.
The goal was for MCLA to sell $5 Million of land per year to FDEP, based on the Stewardship Bill.
Unfortunately, FDEP is now in the process of discontinuing this pre -acquisition system due to a budget reduction.
FDEP's legislative appropriation for Florida Forever acquisitions was reduced from $100 million in Fiscal Year
2025 to $18 million in Fiscal Year 2026. On June 24, 2025, FDEP notified MCLA that all Florida Forever funding
is now obligated and there will be no funding available for the State to purchase pre -acquired land from MCLA
until the Legislature appropriates additional funds. The Land Authority will continue to make purchases within
Florida Forever areas and will pursue reinstating the partnership as soon as additional State funding is made
available. More detail on the partnership with FDEP is explained further in the report.
The following chart demonstrates the previous 12 years of park surcharge and tourist impact tax revenue for the
MCLA with the addition of the FDEP resales.
1 of 13
Monroe County Land Authority Revenue - Current Year & 12 Years of Historic Data
WWATIMP
FW6K.,TV4P
S.I.x 0 DEP
2014
*W�1681785
41,650,640
$0
2015
IWIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIA
W31J5,704
$1,
$0
2016
VM2,552
4Z016,206
$0
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2010
$1681,863
$0
2019
2020
ON
97
$11833',053
*3274em
*22_W 451
$0
$2,07816%
$3,787,030
$0
$0
2022
44,142M
$4,493,321
$676,936
2023
.357"
44MAS46
$3,121,882
2024
$U17J96
4405M
*2'34106
2025'
— 585-011
$4I01J,§VP
8'3,726,4 5
$873,890
1 103%308
1
$267,$32
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S4 'm VA17,796
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$2,482,974
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$2J69,785 -1- ---
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2 of 13
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2023
Monroe CountvV Land Authority Expenditures -Current Year & 12 Years Historic Data
2014 2015 2016 2017 20I6 2019 2020 2021 1 2022 2024 202,5 2026
Key West $0 $0 $12,214,380 $682,876 $0 $o $2,000,000 $01 $4,507,916 $0 $0 $8,170,457 $0
F[or[da IKeys $2,436,448 $1,814,447 $2,500,629 $2,498,075 $2,303,748 $2,624,203 $2,764,616 $637,1731 $5,550,471 81 $5,797,427 $5,274,804 $786,020
$o 50 $2,000 $01 $639,370 $0 $175,3041
$0 $0 $123,525 $123,598 $0
$14,000,000
$12,214,380
$12,000,000
$10,000,000
$8,000,000
$6,000,000
804
$4,000,000 52,1�24,200 $2,264,616
q?,436,448 �2,VXlfi29 $ 498,015 148
$2,000,000 $2,00f
5� '8/6 0,370 17' 5186,020
$o $o "qj '0 82
.. ..... . ..
$o � 1-1111-1 -\ � - -- ... 1—'
2014 2015 2j16 2017 2018 �"l2019 2020 2021 2022 2023 2024 2025- 2026
Monroe CountvV Land Authority Expenditures -Current Year & 12 Years Historic Data
2014 2015 2016 2017 20I6 2019 2020 2021 1 2022 2024 202,5 2026
Key West $0 $0 $12,214,380 $682,876 $0 $o $2,000,000 $01 $4,507,916 $0 $0 $8,170,457 $0
F[or[da IKeys $2,436,448 $1,814,447 $2,500,629 $2,498,075 $2,303,748 $2,624,203 $2,764,616 $637,1731 $5,550,471 81 $5,797,427 $5,274,804 $786,020
$o 50 $2,000 $01 $639,370 $0 $175,3041
$0 $0 $123,525 $123,598 $0
$14,000,000
$12,214,380
$12,000,000
$10,000,000
$8,000,000
$6,000,000
804
$4,000,000 52,1�24,200 $2,264,616
q?,436,448 �2,VXlfi29 $ 498,015 148
$2,000,000 $2,00f
5� '8/6 0,370 17' 5186,020
$o $o "qj '0 82
.. ..... . ..
$o � 1-1111-1 -\ � - -- ... 1—'
2014 2015 2j16 2017 2018 �"l2019 2020 2021 2022 2023 2024 2025- 2026
The MCLA manages or partners in a variety of land acquisition and management programs. This report includes
fiscal year-to-date progress for Land Authority activities which may include the following programs:
• MCLA Acquisitions/Dispositions
o City of Marathon
o Village of Islamorada
• Density Reduction Acquisition Program
• Less Than Fee Acquisition Program
• Administrative Relief Program
• Code Compliance Foreclosure Properties Reuse
• Affordable Housing
• Tourism -Based Sector Employee Housing Program
• Florida Forever Program
• Density Reduction Resale Program
• Conservation Land Stewardship Program
MCLA Acquisitions / Dispositions
Contact: Mark Rosch 305-295-5180
The following table summarizes all acquisition projects where MCLA has acquired or assisted in the acquisition
of real property interests since MCLA's first acquisition in Fiscal Year 1988 through Fiscal Year 2025.
All Projects By Type
FY 1988
- FY 2025
MCLA
Project Type
Transactions
Parcels
Acres
Units
Expenditures
Conservation
1,790
4,803
4,170
0
$66,189,434
Density Reduction - FS
28
31
6
0
$123,525
Density Reduction - LTF
83
104
14
0
$0
Density Reduction - VHBP
21
23
17
0
$0
Affordable Housing
86
180
113
1,360
$69,727,754
Recreation
30
156
126
0
$7,276„697
Solid Waste
1
4
74
0
$2,212,500
Total
2,039
5,301
4,519
1,360
$144,629,909
The following budget outlook table demonstrates land the MCLA is currently working on acquiring or selling
February 1, 2026, through February 26, 2026:
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MCLA Acquisitions — City of Marathon Contact: Cynthia Guerra 305-295-5180
The City of Marathon adopted Resolution 2016-48 requesting the purchase of 432 parcels as conservation land.
Most of these parcels are inside the Florida Forever project boundary. The City has agreed to manage any of the
parcels MCLA acquires that are not ultimately conveyed to the State of Florida. To assist in the acquisition
process, the City has provided habitat, density, and Transfer of Development Rights information for the 432
parcels. On December 12, 2023, the Marathon City Council approved an Interlocal Agreement between the City
and MCLA to allow the City to contribute funds toward MCLA purchases if the price is above appraised value
or to allow the City to fully fund the purchase if the City is acquiring the property and MCLA's staff is acting as
the City's agent. The MCLA Governing Board approved the agreement on December 13, 2023. In FY 25, MCLA
purchased 15 parcels of conservation land in Marathon. To date for FY 26, MCLA has purchased 10 parcels of
conservation land in Marathon and has a contract to purchase a duplex lot for affordable housing to be developed
by Habitat for Humanity of the Middle Keys.
MCLA Acquisitions — Village of Islamorada Contact: Cynthia Guerra 305-295-5180
The Village of Islamorada passed Resolution 23-02-11 which requested the purchase of 68 parcels within the
Village of Islamorada, wholly within the Florida Forever list. Islamorada has agreed to maintain any purchase
made by the MCLA within the Village of Islamorada if MCLA purchases them and the State of Florida does not
purchase them after they are pre -acquired. The resolution also provides acreage, assessed values, zoning,
development rights, and habitat information useful to appraisers. Islamorada also passed Resolution 23-07-59
adding additional land to their acquisition priorities. On December 12, 2023, Islamorada Council reviewed a
proposed Interlocal Agreement between Islamorada and MCLA to allow them to fund purchases over and above
appraised value or outright purchases, with Land Authority staff acting as agents. The MCLA Governing Board
approved the agreement on December 13, 2023. In FY 25, MCLA made purchase offers for two properties in
Islamorada and negotiations have continued in FY 26 but to date the owners have not agreed to sell.
Density Reduction Acquisition Program Contact: Paunece Scull 305-295-5180
The Density Reduction Program goal is to purchase lands that do not consist of significant habitat for the purpose
of retiring the associated density (Transferable Development Rights or TDRs).
From 2016 through the end of FY 25, the BOCC purchased 27 density reduction properties at a cost of $2,848,266.
Additionally in FY 25, the BOCC received 1 density reduction property as a transfer from the Land Authority.
FY 26 Progress: As of January 31, 2026, the BOCC has purchased 0 density reduction properties.
Less Than Fee Acquisition Program Contact: Paunece Scull 305-295-5180
The Less than Fee Program's goal is to purchase Development Rights from owners of lots zoned IS, IS-M and
URM adjacent to the seller's primary residence. Property owners can continue to use the land for accessory, non -
habitable space structures permitted by county land use regulations, such as a pool, open yard, or garage.
From 2018, the County has acquired 103 Less than Fee Development Rights from 103 lots and spent a total of
$5,438,631.
5of13
Fiscal Year
Number of Lots
2019
39
2020
33
2021
2
In response to the pandemic, LTF activities were suspended in April
2020, and authorized to resume in October 2021.
2022
3
2023
5
2024
21
2025
0 — Program suspended due to budget constraints
2026
0 — Awaiting County direction to resume program
FY 2026 Progress: Funds for FY 2026 are limited. As of February 26, 2026, there have been:
• 0 contracts signed by Sellers,
0 0 contracts approved by the Board, and
0 0 contracts closed.
ROGO Administrative Relief Program Contact: Mark Rosch 305-295-5180
Monroe County has a ROGO administrative relief program. Applicants who have been unsuccessful in obtaining
a ROGO allocation after competing in the ROGO system for four years may apply to the County for administrative
relief. Prior to processing an Administrative Relief purchase, County staff ask MCLA staff whether the site is a
priority purchase. If MCLA responds affirmatively, then County staff request the BOCC to review the
administrative relief application and if the BOCC determines the appropriate form of administrative relief is a
purchase offer, MCLA offers to purchase the property. Acquisitions of this type are funded from the ROGO
Reserve Fund in the MCLA budget. Applicants who decline MCLA's purchase offer may remain in the ROGO
system and continue to compete for an allocation. In FY 25, the BOCC did not refer any properties to MCLA for
purchase offers. In FY 26, the BOCC has made two referrals to date. MCLA has a contract to purchase one of
the properties and is preparing to make an offer on the second property.
Code Compliance Foreclosure Properties Reuse Contact: Cynthia Guerra 305-295-5180
The Monroe County Code Compliance Department forecloses on long-term code liens through a process
designated by the County Commission. After foreclosure, the land may be suitable for multiple uses within
County Departments or may also be useful for conservation purposes or density reduction. It could also be eligible
for the resale program. Because the Land Authority manages several of these programs on behalf of the County,
the County Commission agreed through interlocal agreement to have the Land Authority coordinate the review
and use of these sites. In FY 25, the County acquired 3 parcels of conservation land through Code Compliance
actions. One of these parcels was acquired through foreclosure auction and two of the parcels were acquired
through a settlement agreement. These parcels were added to the County's Conservation Lands Inventory for
management as conservation land in perpetuity. To date in FY 26, the County has acquired one parcel of land
through Code Compliance actions. The ultimate use of this parcel will be determined by the County.
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Affordable Housing Contact: Cynthia Guerra 305-295-5180
Kev West
KWHA Poinciana Housing Project (aka Poinciana Plaza 45-54 units) — The Key West Housing Authority
(KWHA) is developing between 45 and 54 new units at Poinciana Plaza in the City of Key West. The number of
units depends on variances for setbacks or other required approvals. The City of Key West requested $10,000,000
through Resolution 24-137 of construction funding from the Land Authority Key West fund. The Advisory
Committee voted to recommend approval for the project in September 2024 and the Governing Board approved
Resolution 01-2025 authorizing the funding on October 16, 2024.
KWHA provided MCLA with a written loan commitment from a lender for the loan amount and a proforma
showing the entire project cost, certified by a licensed design engineer or architect, which was required prior to
the first disbursement. KWHA also executed the Land Use Restriction Agreement (LURA) restricting use of the
subject property to affordable housing in accordance with section 380.0666(3)(a), Florida Statutes in perpetuity
and the LURA has been recorded. MCLA made the first disbursement of $2,000,000 in September 2025.
MCLA will disburse the remaining $8,000,000 when KWHA provides MCLA with written confirmation from
the City of Key West indicating permits are ready for issuance for between 45 and 54 new units. This funding is
in the Land Authority's FY26 approved budget.
KW Poinciana Plaza (Poinciana Housing Complex -Permanent Homeless Housing aka Continuum of Care)
The City of Key West through their Continuum of Care partner is developing a 20-bedroom, affordable rental
project with a common area and kitchen for every 4 bedrooms, at Poinciana Plaza in the City of Key West. They
requested $2,800,000 of funding from the Land Authority Key West fund. The City of Key West adopted
Resolution 24-137 requesting $2,800,000 for construction funding, which will be disbursed to the City when the
City provides written confirmation that permits for the 20 supportive housing units, comprised of 20-bedroom
development are ready for issuance.
Upon acceptance of funds, the City shall sign and record a Land Use Restriction Agreement (LURA) restricting
use of the subject property to affordable housing in accordance with section 380.0666(3)(a), Florida Statutes in
perpetuity. The City Commission's request for $2,800,000 is within the proposed MCLA FY26 Budget, pending
funding availability. The Advisory Committee voted to recommend approval in September and the Governing
Board approved Resolution 02-2025 authorizing the funding on October 16, 2024.
KW The Lofts at Bahama Village
The City of Key West developed 28 new units at The Lofts located at 318 Fort Street in Key West with Bahama
Village on Fort, LTD, consisting of 18 two -bedroom units and 10 three -bedroom units. Key West adopted
Resolutions requesting funding as follows:
Resolution 22-290: $4,028,250
Resolution 23-289: $ 900,000
Resolution 24-185: $1,242,207
$6,170,457
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Each unit is subsidized based on unit type and income level as follows:
INDIVIDUAL SUBSIDY AMOUNT PER UNIT TYPE
# of
Initial
Subsidy
Non -Subsidized.
Maximum
Units
Purchase
Investment/Unit
Cost/Unit
Income Level
Purchase
Bedroom Size
Total Subsidy
Price/Unit
Price/Unit
2
$80,578.00
$80,578.00
$161,156.00
Very-Low60%
0.75xAMI*
2-Bedroom
$161,156
1
$89,484.00
$89,485.00
$178,969.00
Very -Low 60%
0.75 x AMI*
3-Bedroom
$89,485
7
$161,156.00
$107,438.00
$268,594.00
Low 61%-80%
1.5 x AMI*
2-Bedroom
$752,066
4
$178,969.00
$119,312.00
$298,281.00
Low 61%-80%
1.5 x AMI*
3-Bedroom
$477,248
9
$376,031.00
$322 313.00
$698,344.00
Median/Middle
3.5 x AMI*
2-Bedroom
$2 900 817
81%-140%
5
$417,594.00
$357,937.00
$775,531.00
Median/Middle
3.5 x AMI*
3-Bedroom
$1,789,685
81%-140%
TOTAL $6,170,457
The Advisory Committee voted to recommend approval in September, 2024, and the Governing Board approved
Resolution 03-2025 authorizing the funding on October 16, 2024. In September 2025, the City of Key West and
the developer met the conditions to release the funds per Resolution 03-2025 which required the City of Key West
to provide the recorded Declaration of Condominium and also execute and record the property Land Use
Restriction Agreement (LURA) restricting use of the subject property to affordable housing in accordance with
section 380.0666(3)(a), Florida Statutes in perpetuity, so the funds were disbursed to the City of Key West. At
closing to individual buyers, each unit is deed restricted in perpetuity at income limits less than 160% of Area
Median Income and each have their own LURA. Key West may deed restrict the units further, based on the
income levels they wish to serve as shown above in the table. Subsidy amounts are assumable by a future
purchaser of a condominium unit, upon proof of income eligibility. Nine units closed in 2025. An additional
eight units closed between January l't and February 24th, 2026.
KW Poinciana Gardens (conversion of Assisted Living Facility to Permanent Affordable Housing in the
form of an Independent Living Rest Home Housing
The City of Key West and the Key West Housing Authority are working to convert the Assisted Living Facility
(ALF) at Poinciana Gardens into affordable housing in the form of independent living rest home housing units.
Since the Poinciana Gardens ALF opened, the Housing Authority has expended more than $4.8 million, the City
has expended $1.6 million, and the County has expended $2.8 million, for a total of over $9.2 million to fund the
financial shortfall for Poinciana Gardens operations. Ongoing operational and financial challenges, including the
termination of subsidies from the City of Key West and Monroe County and insufficient community demand for
assisted living services, prompted the Housing Authority to evaluate alternative uses for the assisted living units
and supported living units. The analysis determined that converting the assisted living and supported living units
to affordable housing in the form of independent living rest home units for active seniors would allow for more
efficient operations, broaden housing opportunities for seniors, and better utilize Poinciana Gardens.
In September of 2025, the Key West City Commission approved a Resolution requesting $1,382,856 from MCLA
for conversion of the ALF to affordable housing in the form of independent living rest home housing unit. The
MCLA Advisory Committee approved the request on September 24, 2025, and the Governing Board approved
the request on October 15, 2025. The disbursement of funds in FY26 is contingent on future FY26 revenues,
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confirmation of final construction costs, confirmation of the availability of building permits from the City of Key
West, and execution of a LURA.
Monroe Countv
Scattered Sites/MC Employee Housing — BOCC funded $1 Million for construction in FY23 to build 4 housing
units. On 1/18/23, MCLA Governing Board approved conveyance of 4 lots on Big Pine Key: (RE# 00300180-
000100, 190 Sands Road; RE# 00300180-000200, 180 Sands Road; RE# 00300180-001700, 170 Sands Road;
and RE# 00300180-001800, 160 Sands Road) to the County and 1 ROGO exemption from Suarez property to
Monroe County for use in this program. County planning staff submitted a minor conditional use application to
transfer the market rate ROGO exemptions from their current location to the 4 lots on Big Pine referenced above.
This application was heard by the Development Review Committee on March 28, 2023. The ROGO exemptions
were transferred to the Sands Road lots, the lots have been conveyed to the County and are awaiting a plan for
funding the residential development.
The Landings at Sugarloaf — A development firm acquired the parcel for development of a large housing
development. The neighborhood objected and was able to settle with the developer on development of a project
subject to a Settlement Agreement. MCLA was solicited to assist and it was determined that construction funding
was an appropriate option to support the project, rather than the more typical land purchase and lease, because
the land is encumbered by the settlement agreement that would create unwanted liabilities for the County and
Land Authority.
On January 31, 2024, the BOCC approved Resolution 037-2024 nominating the project for construction funding
and the Governing Board approved Resolution 03-2024 for up to $2,240,000 in construction funding for 56
affordable housing units. The Governing Board also approved hiring Hana Eskra to assist in review of the
development proforma and First Housing Development Corporation to conduct a Subsidy Layering Report.
Approval of the proforma and the report will be required for the Land Authority to get Governing Board approval
of a final determined amount of construction funding needed. The BOCC approved Resolution 114-2025 on
February 19, 2025 which extended the reservation of 56 affordable housing ROGO allocations (55 low income
and 1 moderate income) until December 31, 2025.
The Land Authority received a proforma and a Subsidy Layering Report from the underwriter First Housing
Development Corporation. Along with the proforma, the developer included a request to increase financial
support from $2,240,000 to $6,720,000. The Land Authority's consultant professional on workforce and
affordable housing reviewed the Subsidy Layering Report and the proforma, and based on this information, the
consultant concurred the increased loan amount requested is justified to support the development of the affordable
housing units at Sugarloaf Landings. The Governing Board approved Resolution 34-2025 on August 20,2025 for
the additional funding. The Land Authority will encumber $3,460,000 in FY26, and encumber $3,260,000 in
FY27 pending availability of FY27 funds, for a total of $6,720,000 in a zero interest, 50-year construction funding
loan for the project. The FY27 encumbrance may be moved to future years depending on fund availability.
Habitat for Humanity (Lower Keys) (Conch Republic 4 sites) — MCLA purchased four sites for $468,000 with
four ROGO exemptions and conveyed them to the County. The County leased the parcels to Habitat in December
2023. Families have been selected for all of the sites, which include:
• Site 6: RE # 00308490-000000; 31530 Avenue D, (corner of 5th Street and Avenue D); bay side of Big
Pine Key near MM 31; Block 22, Lot 11, Big Pine Cove (PB 3-131). The unit is completed and is pending
its Certificate of Occupancy. The closing should be completed by summer 2026.
• Site 7: RE #00300250-000000; 30936 Nathalie Street; bayside of Big Pine Key, MM 31; Block 3, Lot 5,
Sam-N-Joe Subdivision (PB 3-76). The closing was on January 30, 2026, and the new residents are in
place.
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• Site 9: RE #00222830-000000; 28269 Julia Avenue; MM 28, bay side of Little Torch Key; Block 1, Lot
8, Amended Plat of Ladies Acre. The closing was on October 8, 2025, and the new residents are in place.
• Site 10: RE #00222830-000100; 28249 Julia Avenue; MM 28, bay side of Little Torch Key; Block 1, Lot
9, Amended Plat of Ladies Acre. This closing was on December 10, 2025, and the new residents are in
place.
The following sites were also acquired by MCLA and then conveyed to BOCC and leased to Habitat for
development in December 2023. Families have been selected for all of these sites, which include:
• RE# 00305070-000000, 31142 Avenue F, bayside of Big Pine Key near mile marker 31, Lot 13, Block
36, Sands Subd. (PB 1-65). The unit is completed and has its Certificate of Occupancy. The closing should
be completed by summer 2026.
• RE# 00305850-000000, 31371 Avenue F, bayside of Big Pine Key near mile marker 31, Lot 7, Block 41,
Sands Subdivision (PB 1-65). The unit is complete and has its Certificate of Occupancy. There are rental
tenants in residence.
• RE# 00305880-000000, 31372 Avenue G, bayside of Big Pine Key near mile marker 31, Lot 10, Block
41, Sands Subdivision (PB 1-65). The closing was on December 22, 2025, and the new residents are in
place.
• RE# 00307000-000000; 31250 Avenue I; bay side of Big Pine Key near mile marker 31, Lot 9, Block 49,
Sands Subdivision (P13 1-65). The unit is completed and is pending its Certificate of Occupancy. T The
closing should be completed by summer 2026.
Additional sites have been acquired by MCLA, conveyed to the County, and leased to Habitat. These sites are
programmed for permitting and development in the coming months, including:
• RE# 00300580-0000000, 252 Sands Rd, bayside of Big Pine Key near mile marker 31, Lot 18, Block 2,
Darios Subdivision (P133-92)
• RE# 00111360-000500, 81 County Rd, bayside of Big Pine Key near mile marker 31, meets and bounds
in Section 26 Township 66 Range 29
• RE# 00302940-000000, 31373 Avenue C, bayside of Big Pine Key near mile marker 31, Lot 8, Block 24,
Sands Subdivision (PB1-65)
• RE# 00308540-000000, 31568 Ave D, bayside of Big Pine Key near mile marker 31, Lot 16, Block 22,
Big Pine Cove (PB 1-131)
• RE# 00308540-000100, 31562 Ave D, bayside of Big Pine Key near mile marker 31, Lot 15, Block 22,
Big Pine Cove (PB 1-131)
• RE# 00308540-000200, 31574 Ave D, bayside of Big Pine Key near mile marker 31, Lot 7, Block 22, Big
Pine Cove (P131-131)
• RE# 00300390-000000 and 00300390-000100, 30919 Edwards Rd A & B, bayside of Big Pine Key near
mile marker 31, Lot 9, Block 1, Sands Subdivision (PB3-92)
Habitat for Humanity (Middle Keys): Habitat for Humanity Middle Keys requested MCLA find parcels
suitable for future affordable housing development within the municipal boundary of the City of Marathon.
MCLA, in coordination with the City, has been pursuing and negotiating on additional parcels in Marathon.
Habitat for Humanity (Upper Keys): In June 2023, the Board of County Commissioners reserved 10 low
income category affordable ROGO allocations for Habitat for Humanity Upper Keys. Upper Keys Habitat then
requested MCLA to acquire 10 lots for affordable housing development to use the allocations. Once acquired,
the parcels are conveyed to the County and leased to Habitat for development. Three parcels on Poinciana Lane
in Key Largo were conveyed to the BOCC and leased to Habitat for Humanity Upper Keys in December of 2025.
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Tourism -Based Sector Employee Housing Program Contact: Cynthia Guerra 305-295-5180
Monroe County has successfully identified $35M of surplus Tourist and Development Council (TDC) funds that
can be used to purchase or develop housing units to provide affordable housing for employees of tourism -related
businesses. The law that allows these funds to be used for this purpose require a maximum income of 120% of
the area median income. The Interlocal Agreement between Monroe County and MCLA was modified in
November 2024 to allow the MCLA to assist the County in the implementation of the program. MCLA's primary
role was to assist in the acquisition of land. MCLA worked with the County Administrator and the Monroe
County Housing Authority to identify parcels to acquire. MCLA negotiated a purchase agreement for a property
on Cudjoe, which was approved by the Board on May 21, 2025. The sale was closed on November 21, 2025 and
made available to the County and Housing Authority for development.
Florida Forever Program Contact: Marls Rosch 305-295-5180
The State of Florida has made substantial investments in the Florida Keys purchasing conservation land pursuant
to the Florida Forever Program. This program is administered by the Florida Department of Environmental
Protection (FDEP). The State has established three Florida Forever projects in the Keys:
• North Key Largo Hammocks
• Coupon Bight / Key Deer
• Florida Keys Ecosystem
As the end of ROGO approaches, the State's long-standing acquisition efforts have been essential to reduce future
liability. The County and the Land Authority have advocated that FDEP should aggressively pursue land
acquisition in the Keys because over 3,500 privately -owned vacant, undeveloped parcels lie within the Florida
Forever project boundaries.
The Land Authority has been assisting in this effort by serving as a local partner with FDEP, pursuant to a
memorandum of agreement between FDEP and the County. In this role, the Land Authority has been locating
suitable properties with willing sellers for FDEP, obtaining due diligence products for FDEP, and pre -acquiring
conservation land for resale to the State. Since July 1, 2016, with the passage of the Florida Keys Stewardship
Bill, FDEP has spent approximately $15,865,044 and retired 189 development rights as of February 24, 2026.
The goal has been for FDEP to spend $5 million annually on acquisition in the Florida Forever boundary.
The table below demonstrates the annual expenditures by FDEP, since passage of the Florida Keys Stewardship
Bill through February 24, 2026:
STATE FISCAL
YEAR
STATE PURCHASES
FROM PRIVATE
SELLERS*
STATE PURCHASES OF
PRE -ACQUIRED LAND
FROM MCLA*
TOTAL STATE
PURCHASES*
2017
$0
$0
$0
2018
$709,246
$0
$709,246
2019
$2,037,381
$0
$2,037,381
2020
$1,177,841
$0
$1,177,841
2021
$695,492
$0
$695,492
2022
$89,732
$607,323
$697,055
2023
$210,828
$2,924,856
$3,135,684
2024
$0
$2,338,813
$2,338,813
2025
$1,045,998
$3,049,808
$4,095,806
2026
$0
$977,727
$977,727
TOTAL
$5,966,518
$9,898,526
$15,865,044
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*Includes soft costs such as Appraisals, surveying, etc.
Since the goal of FDEP spending $5 million annually under the Stewardship Bill has not been achieved by the
State making direct purchases from private sellers, in 2022 the Land Authority and FDEP staff renewed the
practice of MCLA pre -acquiring land in Florida Forever projects for resale to the State. As of February 24, 2026,
the State has purchased $5,966,518 of property directly from private sellers and $9,898,526 of pre -acquired
property from MCLA for a total of $15,865,044 since July 1, 2016. The pre -acquisition system has been effective
in increasing the pace of State closings.
As of February 26, 2026, MCLA has either purchased or has a contract to purchase approximately $2,381,800 of
properties that are future candidates for ultimate resale to the State.
Unfortunately, FDEP has discontinued this pre -acquisition system due to a budget reduction. FDEP's legislative
appropriation for Florida Forever acquisitions was reduced from $100 million in Fiscal Year 2025 to $18 million
in Fiscal Year 2026. On June 24, 2025, FDEP notified MCLA that all Florida Forever funding is now obligated
and there will be no funding available for the State to purchase pre -acquired land from MCLA until the Legislature
appropriates additional funds. The Land Authority will continue to make purchases within Florida Forever areas
and will pursue reinstating the partnership as soon as additional State funding is made available.
Density Reduction Resale Program Contact: Paunece Scull 305-295-5180
The Monroe County Land Authority manages the County's density reduction efforts. When buildable lots are
acquired under the Density Reduction Program, they may be resold to homeowners of contiguous properties or
to Property Owner Associations, without the ability of the purchaser to ask for a Rate of Growth Ordinance
(ROGO) allocation to build a residential unit with all density stripped from the land.
The County Commission adopted an ordinance establishing a "Resale Program" on January 21, 2022.
Duck Key
To date, 12 parcels have been resold on Duck Key. They were originally acquired for $940,853 with development
rights. The County successfully resold them without development rights for $486,992, an average of $40,583 per
Transferrable Development Right (TDR).
Tropical Bay Estates
Following the ordinance, the BOCC adopted a resolution authorizing the resale of 9 lots in Tropical Bay Estates
under this program. Of the 9 lots, staff only received bids on 2 lots. These lots were originally acquired for $95,051
with development rights. Both bids were approved by the BOCC on May 18, 2022, and closed in June and July
2022 for a total of $60,100, an average of $30,050 per Transferrable Development Right (TDR).
Conservation Land Stewardship Program Contact: Beth Bergh 305-289-6313
The Monroe County Conservation Land Stewardship Program manages conservation properties owned by the
Monroe County Land Authority as well as those conservation properties owned by the Board of County
Commissioners (like lots dedicated to the County for conservation). Additionally, the program manages state-
owned conservation properties where the County is the designated land manager, via lease agreements. Currently,
the Land Stewardship staff manages approximately 3,956 County parcels (MCLA & BOCC combined) and 743
state-owned parcels.
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Management activities on the conservation properties include invasive exotic plant removal, habitat restoration,
native planting projects, cleanup of solid waste, and hazard tree trimming.
The following table shows updated land management statistics for the month of December 2025:
Acreage
# of
Acreage of
# of State -
MONTH
YEAR
BOCC
of BOCC
MCLA
owned parcels
parcels
parcels
parcels
Parcels
managed
Managed
Managed
December
2025
1,228
745
2,728
1,016
743
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